This listing includes AI condition scoring, neighbourhood intelligence, and market valuation data — giving you a complete picture before you visit. Compare rental yield, price per square metre, and location strength against the broader Portuguese market to assess whether this property fits your investment strategy.
3-bedroom, 2-bathroom apartment of 121 m², built in 2011, energy rating B. Located on rua José Guilherme dos Santos, 2, Gâmbia-Pontes-Alto da Guerra parish, Setúbal municipality, Setúbal district. This property includes access to a well-maintained communal terrace with panoramic views, enhancing outdoor leisure opportunities for residents.
The valuation. The asking price of €440,000 sits significantly above the fair value of €202,962, representing an excess of €237,038 (53.9%). This property is considered overpriced.
Fair value modelled at €202,962 from the area baseline, adjusted for condition and location. Asking €440,000 sits €237,038 (53.9%) above — overpriced versus fair value.
Asking €440,000 versus the rua José Guilherme dos Santos, 2 area baseline of €345,092 (€2,852/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 75 · Materials 82 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 53/100 (Housing Market 55 · Amenities 55 · Economic 50 · Tenant Quality 50). Strong amenities and housing-market momentum support a premium to baseline.
rua José Guilherme dos Santos, 2
Area baseline €345,092 + condition +€8,508 + location +€2,306 = modelled fair value of €202,962 (€1,677/m²), a €237,038 (53.9%) gap versus the €440,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Guilherme dos Santos, 2 | Subject | €440,000 | €3,636 | — | 75 | 53 |
| rua Diogo Fernandes Pereira, 27 | Active | €369,000 | €3,075 | 15.4% | 80 | 56 |
| avenida Bento Gonçalves | Active | €490,000 | €4,298 | 18.2% | 85 | 49 |
| avenida de Angola | Active | €320,000 | €3,265 | 10.2% | 75 | 48 |
| avenida Belo Horizonte, 226 | Active | €410,000 | €2,929 | 19.5% | 75 | 55 |
| Median comp | €389,500 | €3,170 | 12.8% | 78 | 52 |
Long-term rental The property is currently overpriced at €440,000, significantly above the fair value of €202,962, marking a 53.9% gap. With a gross yield of only 2.6% and a neighborhood rating of 53/100, the investment lacks attractive returns and market stability. Buy-and-hold Given its overvaluation, purchasing this property for a buy-and-hold strategy presents considerable risk, especially with its fair value being substantially lower. The moderate condition score of 80/100 and unsatisfactory neighborhood amenities further diminish the prospects for appreciation over the long term.
Tenant turnover risk The property faces a heightened risk of tenant turnover due to its low tenant stability score of 50/100, potentially leading to increased vacancy rates and higher leasing costs.
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